Duplex With Detached Guest
For Sale
$1,495,000
3552 Church Road, Ellicott City, MD 21043
Historic duplex property with a detached guest residence, flexible living arrangements, and a substantial detached garage.
Property Size3,108 SF
Lot Size2.75 Acres
Price / SF$481.02
Days on Market11
Property Features for 3552 Church Road
General Information
Standard status
Active
Size
3,108 SF
Total Parking Spaces
3
Lot size
2.75 Acres
Property subtype
Multi-family
Lease Term
[]
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
wraparound porch
chef's kitchen
formal living and dining rooms
family room
finished attic
detached guest residence
landscaped grounds
Building Details
Year Built
1890
Buildings
2
Construction
Victorian
Listing Agency:
Monument Sotheby's International Realty
(443) 746-2090
Listed By:
Kimberly D Kepnes · License #518714
Source:
Deepcreeklake
Added: Aug 11
Changed: Aug 18
Last Checked: Aug 20 at 8:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Monument Sotheby's International Realty
Investment Insights
Based on property information with market context.
This duplex property occupies 2.75 acres and includes a Victorian residence dating to 1890, along with a separate guest residence. The primary home combines historic architectural character with updated, open living areas, including a chef’s kitchen, formal living and dining rooms, an expansive family room, multiple bedrooms and baths, and primary suites on the main and second levels. Finished attic space adds room for a bedroom, office, studio, or hobby area. The detached residence includes bedrooms on both levels and is paired with a three-car garage, supporting a range of household and guest accommodations.
The property is set back from Church Road within Historic Ellicott City’s Historic District, with landscaped grounds, lawn areas, mature trees, a circular drive, and a wraparound porch. Main Street restaurants, boutiques, galleries, and community events are nearby, as are Patapsco Valley State Park and the Patapsco River. Owner occupancy of one of the two units is required under the ADU approval documentation.
The property is set back from Church Road within Historic Ellicott City’s Historic District, with landscaped grounds, lawn areas, mature trees, a circular drive, and a wraparound porch. Main Street restaurants, boutiques, galleries, and community events are nearby, as are Patapsco Valley State Park and the Patapsco River. Owner occupancy of one of the two units is required under the ADU approval documentation.
Key Highlights
- 2.75‑acre duplex property with a Victorian residence dating to 1890
- Detached guest residence includes bedrooms on both levels
- Primary suites are located on the main and second levels of the primary home
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,787
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.06%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$915,740
$915.7K
Cap Rate 7%
$654,100
$654.1K
Cap Rate 9%
$508,744
$508.7K
Market Conditions
NOI Build-Up for 3,108 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$69.0K $22.20/SF
− Vacancy
−$3.6K −$1.15/SF
EGI
$65.4K $21.05/SF
− OpEx
−$19.6K −$6.31/SF
NOI
$45.8K $14.73/SF
Area
Howard County, MD
Vacancy
5.20%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$915,740
Cap Rate 7%
$654,100
Cap Rate 9%
$508,744
Alternative Uses
Best Use
Multifamily LT 5
$654.1K
$572.3K – $763.1K
NOI $45,787 @ 7.0% cap · market cap 3.06%
Second Best
Apartment 5plus
$605.4K
$529.7K – $706.3K
NOI $42,376 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,683 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
923
Businesses Nearby
Explore this area
Business Placement
Demographics for 21043, MD
48,775
Population
17,978
Households
2.7
Avg Household Size
39
Median Age
64%
College-Educated
95%
High-School Grad
17.1 sq mi
ZIP Area
2,852
Density / Sq Mi
$141,846
Median Household Income
$77,574
Median Earnings
$1,964
Median Rent
$607,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Historic duplex property with a detached guest residence, flexible living arrangements, and a substantial detached garage.
Where is this duplex located?
The property is located at 3552 Church Road Ellicott City, MD.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 2.75‑acre duplex property with a Victorian residence dating to 1890; Detached guest residence includes bedrooms on both levels; Primary suites are located on the main and second levels of the primary home
